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HomeMy WebLinkAboutARB201600080 Staff Report 2016-07-25ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2016-80: Old Trail Village Entry Signs Review Type Conceptual Plan Parcel Identification 055EO0100000AI Location On the north side of Route 250 at the entrance to Old Trail Drive Zoned Neighborhood Model District (NMD)/Entrance Corridor (EC) Owner/Applicant March Mountain Properties LLC/Old Trail Village (Dave Brockman) Magisterial District White Hall Proposal The applicant requests a Special Exception to modify the limits on sign area and sign height for two freestanding signs to be installed at the entrance to the Old Trail development at Rt. 250. Context The area surrounding the site of the proposed signs is characterized by a mixture of development and rural area. Built portions of the Old Trail development stand approximately 1700' to the north. The Henley and Brownsville schools are 500' to the east. Western Albemarle High School is across Rt. 250 to the south. Gas stations, convenience stores, other small commercial buildings, a cemetery and residences are located to the west. Visibility The signs will be clearly visible from the Entrance Corridor. The three -sided format allows visibility from both directions on the EC. ARB Meeting Date August 1, 2016 Staff Contact Margaret Maliszewski PROJECT HISTORY An existing freestanding sign stands at the northwest corner of the Old Trail Drive/Rt. 250 West intersection. A Certificate of Appropriateness was issued for it in June 2013. In December 2015 the Planning Commission considered and recommended approval of the Special Exception requests. In February 2016, the Board of Supervisors considered the Special Exception requests and had concerns about the proposed size and the potential precedent that approval would establish. The BOS deferred the request, at the request of the applicant, until a later date. Sign Design: The applicant has not yet submitted a formal sign application for consideration, so some of the details of the sign design are not yet available. The basic sign concept has been submitted for review. Its features are outlined in the following table. Sign Type 3-sided freestanding sign: the sign consists of graphic panels above and below a text panel, all on a low base faced with stone veneer Quantity 2 Materials Metal, wood (or composite simulated wood product), veneer stone Location On the north side of Rt. 250, at both the east and west sides of Old Trail Drive Sign Size Both signs would have 3 sides. Each side would measure 14' high maximum (including the base) x 5.5' wide maximum. The text panel would not exceed 32 sf. Text To be determined. It is anticipated that the test will not include specific business names, but will be more generic in nature; for example, "Shopping" and "Dining". Colors Exact colors have not yet been specified. It is anticipated that the colors will be muted metal and wood tones. Graphics Panels above and below the text panel incorporate waterjet-cut graphic patterns. Individual business logos are not anticipated. Illumination Exterior illumination is anticipated. Special Exception Requests: The applicant requests modifications to Section 4.15.11 of the Zoning Ordinance as outlined below. Sign Type Number of Signs Allowed (Maximum) Sign Area (Maximum) Si n Hei ht Ordinance Max Proposed Ordinance Max Proposed Ordinance Max Proposed Freestanding 1 per street frontage, or 2 per 2 signs 32 square feet, aggregated, Information/text panel = 12 feet 14 feet entrance, per lot with 100 or total plus bonus tenant panels as 32 sf x 2 signs = 64 sf more feet of continuous street provided in section 4.15.15(b); frontage, plus 1 per lot if the lot if more than 1 sign at an Overall sign = 14' x 5.5' is greater than 4 acres and has entrance, no single sign shall (max) = 77 sf x 2 signs more than 1 approved entrance exceed 16 square feet = 154 sf on its frontage Subdivision 2 per entrance per subdivision 24 sf, aggregated, er entrance 6 feet REF GUIDELINE ISSUE RECOMMENDATION 1 Create a consistent and unified design approach along the Entrance This request is for greater sign area Limits on materials, Corridors. The placement, size, illumination and colors of signs can and sign height than is currently colors, illumination, and create unity along the corridor, or they can create a disjointed, visually allowed by ordinance. The tall, the use of logos will be competitive environment. Consistent and unified sign design allows the narrow, vertical proportions of the required to establish an businesses located along the Corridor to have equal standing in visibility. proposed signs help reduce the visual appropriate appearance It also provides a pattern of sign placement that makes the business impact of the larger size. In the for these signs in the locations and entrances more easily recognizable to both vehicular and proposed location, a backdrop of trees Entrance Corridor. pedestrian traffic. and careful placement of additional landscaping at ground level can be 2 Establish simplicity and reserve as preferred characteristics for sign design in these areas. This reflects the historic character of the area and used to integrate the signs into the enhances the aesthetic qualities of the Corridor. To this end, the overall surroundings and establish human design of a sign will be evaluated concurrently with that of the building on scale, thereby further reducing the which it will be installed. The design of a building's walls, window impacts of the increased size. The locations, parapets and other architectural features will influence the placement and vertical orientation of Board's evaluation of appropriate signage. Likewise, a freestanding sign is the signs help establish a visual evaluated in the context of the overall development in which it will be gateway at the physical entrance to placed. Because each site is composed of a variety of elements that work the development from the corridor. together to create a unique character and appearance, ARB review of each (The gateway is a traditional entrance sign proposal is guided by these sign guidelines within the context of the feature.) The text panel and the specific site for which the proposal is made. geometric designs in the graphic panels have a simple, refined 3 Encourage creative design. The County encourages imaginative and innovative signs consistent with the purposes expressed above and in character. This character can be conformance with the regulations of the Albemarle County Code. reinforced by the use of limited colors, limited logos, appropriately 4b Scale and Size: Signs located within the Entrance Corridor may not exceed the size, height and setback requirements as outlined in Section scaled text, and external (rather than 4.15 of the Albemarle County Zoning Ordinance (unless the sign has internal) illumination. With these received a variance). considerations, the proposed signs are expected to have an appropriate appearance for the Entrance Corridor. 4d Lettering and Typeface: Lettering should be in proportion to the sign and The design of the text for the signs None at this time. the building for visual clarity and overall balance. Proportion of lettering has not yet been proposed. Typeface includes font (size) and typeface (style). The use of three typefaces or and font can be reviewed with the fewer is more appropriate for signs in the Entrance Corridor. Additional sign permit application. typefaces may be approved only if they contribute to a balanced, legible, unified sign design. 4e Color: Colors must be harmonious with each other. Colors must not clash Exact colors have not yet been None at this time. with other elements on the site, both when viewed in daylight and at night, specified for the proposed signs. whether the signs are externally or internally lit. Overly intense color, such Details on color will be provided with as but not limited to dayglo or fluorescent colors, are prohibited. the sign application. Metal and wood tones are anticipated and these would The use of three colors or fewer is more appropriate for signs in the have an appropriate appearance for Entrance Corridor. Black and white are counted as colors. Additional the corridor. Colors can be reviewed colors may be approved if they contribute to a balanced and unified sign with the sign permit application. design. For raceway -mounted channel letters, raceways shall match the wall color. 4f Trademarks, corporate logos and graphics: The ARB may require that Panels appear at the top and bottom of None. the color and scale of standard templates for trademarks, service marks, the signs and they are filled with corporate logos and graphics be modified. When used, trademarks, service geometric images. These graphics are marks, corporate logos and/or graphics should be incorporated as an integrated in the design by location, integral part of the overall sign. material and size. Other more typical graphics and logos (used for individual commercial establishments) are not expected to be used. 5 Lighting: The purpose of ARB review is to ensure that new development The applicant intends to externally None at this time. in the Entrance Corridors is compatible with the historic architecture of illuminate these signs. External the County and to promote orderly and attractive development. There is no illumination, as opposed to internal historical precedent for internally illuminated signs. However, the ARB illumination, will help limit visual recognizes the need to identify businesses to help the traveling public find impacts. Ground -mounted fixtures their destination and exit the highway safely. should be hidden in landscaping at the base of the sign. Details on proposed 5a When illumination is required, the preferred solution is to externally illuminate the sign — in other words, to shine a light on the sign. External illumination can be reviewed with the illumination is preferred because it allows consistency with the daytime sign permit application. image of the sign. External lighting appears to the viewer as reflected light and allows the focus of the sign to be the original overall shape, color and complete design of the sign. Internal lighting produces a fragmented, rather than unified, sign image at night compared to external lighting and may project light that is distracting to the viewer. Similarly, exposed light sources that form the body of a sign (such as, but not limited to, exposed or bare neon) are not appropriate for the Entrance Corridors. They can produce glare and, generally, do not achieve the subtle character and compatibility that is the goal for the Entrance Corridors. 5b Since external illumination does not fit every case, individual channel n/a n/a letters — a type of internally illuminated sign that has less visual clutter impact on the Entrance Corridors — may also be approved. Channel letters are generally the preferred type of internally illuminated wall sign because they project the total sign and are identifiable with the daytime image of the sign. When channel letters cannot be adequately accommodated, internally illuminated cabinet signs may be considered. If cabinet signs are utilized, the backgrounds of such signs must be made opaque (zero light transmission). 5c External illumination is also preferred for approved graphics/logos; The applicant has indicted that For the sign application internal illumination may be considered for approval on a case -by -case external illumination will be proposed submittal, provide the basis. The Board will evaluate the specific design for size (adjusted in for these signs. Fixture cut sheets manufacturer's cut sheets proportion to the accompanying lettering), balance, complexity, and should be provided with the sign for the proposed light distance from and relationship to the Entrance Corridor. These factors permit application. fixtures and indicate all will determine the extent of internal illumination that can be approved. options chosen. 5d These solutions are intended to reduce glare, visual clutter and distraction along the streetscape, to provide for coordinated appearances along the Entrance Corridors, to increase visual continuity, to achieve a balance of business identification with order and continuity, and to limit negative impacts along the County's Entrance Corridors. 5e External Illumination: Lighting should be shielded and not create glare. Lighting should be aimed so as not to project illumination beyond the sign. All external light sources shall be white. 5f Internal Illumination: Any internal illumination is considered to contribute to visual clutter and will be limited. 5g All Illumination shall be non -blinking. n/a 5h Exposed Light Sources: An exposed light source that forms the body of a n/a sign, such as but not limited to signs formed of exposed neon, as opposed to a light shining on a sign, shall not be used in the Entrance Corridors. 8 Freestanding Signs 8a Monument signs are preferred to pole -mounted signs because they are A freestanding sign design is None. often of a smaller scale and can be more fully integrated into the overall proposed. Typically, monument signs development. Pole signs may be considered for approval if existing site proposed in the Entrance Corridors conditions rule out the ability to use a monument sign, and only when the are horizontally oriented, but this pole is in proportion to the sign cabinet or panel. proposal is for vertically oriented signs. With a backdrop of trees, the vertical orientation may tend to reduce the visual impact of the size of the overall sign. 4c Materials: Materials used in both the sign and support structures should The metal, wood and stone materials For the sign application complement the building and/or multiple business center (see page 14) are expected to have a complementary submittal, revise the sign being served by the sign. appearance. Buildings in the development are not immediately drawing to clearly indicate the proposed 8b Materials used in both the sign and support structures should be complementary. They should also support the aesthetics of the building adjacent to the sign location. The sign materials and colors and and /or complex being served by the sign, although a direct duplication is design is expected to appear as a their locations on the not necessary. It is preferred that the base material match one of the freestanding design element. sign. Submit samples for primary building materials unless the design of the sign represents itself as review. a freestanding element complementing the building. 8c The structure of a monument sign shall not overwhelm the sign. The The sign is shown with a low base None. structure and the sign that it supports must be in proportion to each other. that does not overwhelm the rest of the sign. 8d Landscaping: Use ground cover, shrubs and/or trees to integrate A landscape plan has not yet been With the sign permit freestanding signs into the overall landscape development of the site. prepared, but the applicant has been application, provide a Refer to the Albemarle County Recommended Plants List, which is informed of the requirement. Careful landscape plan that included in the Albemarle County Architectural Review Board Design landscaping will be needed to integrates the signs into Guidelines and is available on-line at www.albemarle.org. integrate the signs into the the surroundings and surroundings and to reinforce an reinforces an appropriate appropriate scale. scale. 8e Li htin i. External illumination is preferred for freestanding signs. The applicant has indicted that the text panel will be made of wood or a Include with the sign application, preferably on ii. External Illumination: Landscaping for monument and pole signs should be designed to shield ground mounted lighting so that it is not composite simulated wood product the landscape plan, the visible from any adjacent property or right-of-way. and the signs will be externally illuminated. A landscape plan will be location of all proposed light fixtures. iii. Internal illumination: Channel letters with translucent faces shall be constructed such that no light spills outward from the top, bottom, sides or needed with the sign application. The back. If back -lit (halo -lit), the faces and returns of channel letters shall be location of the external light fixtures opaque. can be shown on that plan. iv. Cabinet signs shall have a non -illuminated background, or an opaque (zero light transmission) background. Cabinet signs shall be constructed such that no light spills outward from the top, bottom, sides or back. If outlines of letters are proposed, the width of the outline must be in proportion to the width of the letter. An outline width of 1/8" has been found to be an appropriate dimension for signs in the Entrance Corridors. 1.100TIuMM&Oa9OcceldIU100DZINN193MIIT Staff recommends the following as the primary points of discussion: 1. The size of the signs: sign area, sign height, proportions 2. The graphic panels and the text panels 3. Conceptual materials and illumination Staff offers the following comments on the conceptual design: Staff recommends the ARB forward the following recommendation to the Board of Supervisors: The ARB has no objection to the increased sign area and sign height for this particular sign design in this particular location, subject to ARB review of the materials, colors, illumination and landscaping. These features shall reinforce an appropriate scale along the EC and shall be consistent with all EC sign guidelines. Review of these items can be completed with the review of the sign permit application. Staff offers the following comments for the sign permit application submittal: 1. Limits on materials, colors, illumination, and the use of logos will be required to establish an appropriate appearance for these signs in the Entrance Corridor. 2. With the sign application submittal, provide a. The manufacturer's cut sheets for the proposed light fixtures. Indicate all options chosen. Show the fixture locations on the plan. b. A revised sign drawing that clearly indicates the proposed materials and colors and their locations on the sign. c. Provide material and color samples for review. d. A landscape plan that integrates the signs into the surroundings and reinforces an appropriate scale along the corridor. TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date - Sign elevation with sizes - - Sign simulation — proposed signs - - Sign simulation — proposed signs with existing sign - - Sign simulation — signage allowed by ordinance -